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Negligence Claims by Subsequent Building Owners: Did the Life of Bryan End Too Soon?

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Negligence Claims by Subsequent Building Owners: Did the Life of Bryan End Too Soon? Advance Copy NEGLIGENCE CLAIMS BY SUBSEQUENT BUILDING OWNERS: DID THE LIFE OF BRYAN END TOO SOON? M ATTHEW BELL* AND WAYNE JOCIC† The 2014 High Court of Australia case Brookfield Multiplex Ltd v Owners Corporation Strata Plan No 61288 gave insights into the narrowed field within which a duty of care in negligence to prevent pure economic loss will be found. As recent cases and commentary have recognised, however, the Court’s approach is by no means unproblematic in its underlying assumptions and application. We argue, in particular, that the legislative scheme in existence across Australia is at present more a ‘patchwork quilt’ than ‘security blanket’ for vulnerable owners of residential properties. Thus, the common law's retreat from the field of liability is, we argue, premature. CONTENTS I Introduction ................................................................................................................... 2 II Multiplex: An Apartment Building Comes to the High Court .............................. 5 A Case History ...................................................................................................... 5 B Contract Trumps Tort ..................................................................................... 6 C The Court’s Assumptions ................................................................................ 9 1 Multiplex Is a Conventional Pure Economic Loss Case ................. 9 2 Contractual Protection Is Available ................................................ 10 3 Legislative Protection Suffices ......................................................... 11 III Current and Future Judicial Practice in Australia: Negligence Corralled ........... 12 * BA (Hons), LLB (Hons), MConstrLaw (Melb); Senior Lecturer and Co-Director of Studies for Construction Law, Melbourne Law School, The University of Melbourne; Professional Support Lawyer, Clayton Utz. † BCom, LLB (Hons), GDipArts (Melb); Senior Lecturer and Co-Director of Studies for Construction Law, Melbourne Law School, The University of Melbourne; Consultant, Corrs Chambers Westgarth. This article includes some material originally prepared for the authors’ paper which was adjudged equal Best Paper at the Royal Institution of Chartered Surveyors International Research Conference Legal Research Symposium, Sydney, 2015. That paper was based on a note by the authors (to which Rami Marginean also contributed): Matthew Bell, Wayne Jocic and Rami Marginean, ‘Mind the Gaps! High Court Confirms Negligence Will Not Protect Economic Interests where Contractual Protection Is Available’, Opinions on High (Blog Post, 17 December 2014) <http://blogs.unimelb.edu.au/ opinionsonhigh/2014/12/17/bell-jocic-marginean-brookfield>, archived at <https://perma. cc/TLG7-EBHS>. Cite as: Matthew Bell and Wayne Jocic, ‘Negligence Claims by Subsequent Building Owners: Did the Life of Bryan End Too Soon? (2017) 41(1) Melbourne University Law Review (advance) 2 Melbourne University Law Review [Vol 41(1): Adv A Post-Multiplex Cases ...................................................................................... 12 B English Experience Post-Murphy ................................................................. 16 IV Criticisms of the Assumptions Underpinning Multiplex ..................................... 17 A Pure Economic Loss ....................................................................................... 17 1 The Physical Origins of the Harm ................................................... 18 2 Indeterminacy Is Less Relevant ....................................................... 20 B Contractual Protection .................................................................................. 21 1 Contracts with the Vendor ............................................................... 21 2 Contracts with Third Parties ............................................................ 22 C Legislative Protection..................................................................................... 23 V Conclusion ................................................................................................................... 27 I INTRODUCTION The dispute which led to the High Court of Australia’s decision inBrookfield Multiplex Ltd v Owners Corporation Strata Plan No 61288 1 (‘Multiplex’2) reflects a situation commonly encountered in construction projects.3 It is one which is especially important given the proliferation of multi-use, multistorey developments around Australian population centres.4 A builder constructs a building under a contract with the first owner (typically, a developer). The 1 (2014) 254 CLR 185. 2 The various ways the defendant parties were referred to throughout the litigation reflects the corporate restructuring and rebranding of the Multiplex construction business since the turn of the millennium. This is partly explained at first instance: Owners Corporation Strata Plan 61288 v Brookfield Multiplex [2012] NSWSC 1219, [10] (McDougall J) (‘Multiplex (Trial)’). It is explained further by the Court of Appeal: The Owners — Strata Plan No 61288 v Brookfield Australia Investments Ltd (2013) 85 NSWLR 479, 481 [2] (Basten JA) (‘Multiplex (Court of Appeal)’). In 2016, the Brookfield group reverted to using the ‘Multiplex’ name for this business, and we have chosen to use that name here. It seems apt not only because it is its current (and long-established) name but also because, at the time that the relevant work was being done in the late 1990s, it was being done by a builder identifying itself as ‘Multiplex’: see Part II(A). 3 See Garth Campbell and Emily Dickson, ‘Negligence of Builders for Latent Defects That Arise Long after Completion’ (2014) 26Australian Construction Law Bulletin 134; Caroline Kirton, ‘The Construction Law Year in Review: Building Dispute Practitioners Society — 19 November 2014’ (2015) 49 BDPS News 6; Lucas Shipway, ‘Negligence in Design and Construction: The Impact of the Contractual Matrix’ (2016) 32Building and Construction Law 289; Meghan De Pinto-Smith, ‘Vulnerability, Tort and Economic Loss: Protection via Contract’ (2016) 24 Tort Law Review 65; Adrian Baron, ‘Defective Buildings and Pure Economic Loss Claims: The Return to an Exclusionary Rule?’ (2016) 32 Building and Construction Law 233. 4 See, eg, Michael Shoory, ‘The Growth of Apartment Construction in Australia’ [2016] (June Quarter) Reserve Bank of Australia Bulletin 19. 2017] Negligence Claims by Subsequent Building Owners 3 first owner transfers the building to a second owner (or owners).5 This chain may go on for years. At each stage, there is a risk that one of those subsequent purchasers might discover latent defects in the building which dramatically reduce its value. The question in Multiplex was specific: whether the builder of an apartment complex owes a duty of care in negligence to protect the Owners Corporation (as agent for the owners of apartments in the building) from pure economic loss arising from latent defects in the common property of that building where those defects were structural, constituted a danger to persons or property, or made the apartments uninhabitable. The High Court of Australia found that the builder owed no such duty. In doing so, the Court overturned the decision of the New South Wales Court of Appeal6 and restored the decision of McDougall J at trial.7 This result may be surprising to those not well versed in construction law. However, the decision reflects the trend in Australian law over the past two decades to reverse the expansion of duties of care in negligence, and to leave the question of liability to contract or legislative schemes.8 In essence, it brings the Australian common law into line with the limited province of tort expressed in the House of Lords by Oliver LJ in Murphy v Brentwood District Council more than 25 years ago: I am able to see no circumstances from which there can be deduced a relation- ship of proximity such as to render the builder liable in tort for pure pecuniary damage sustained by a derivative owner with whom he has no contractual or other relationship.9 Thus, Multiplex offers a clear message that those outside the safety net of consumer protection legislation must insist on contractual protection. However, as we argue in this article, the Court’s approach is based on flawed assumptions that subsequent purchaser cases should be subject to the caution appropriate in conventional pure economic loss cases, and that there is 5 Most apartment buildings in Australia are subject to a type of strata title, whereby each ‘lot’ (apartment) is the subject of an individual contract but the lot owners share ownership of common property via an ‘owners corporation’ (or equivalent body under the relevant state or territory legislation). 6 Multiplex (Court of Appeal) (n 2). 7 Multiplex (Trial) (n 2). 8 See generally Shipway (n 3) 292–8; De Pinto-Smith (n 3) 74–5. 9 [1991] 1 AC 398, 489. 4 Melbourne University Law Review [Vol 41(1): Adv sufficient legal protection available to building owners through contractual negotiation or legislation. The article also engages with the broader issue of the evolution of protection of economic interests through tort in Australia. In Multiplex, the High Court reiterated ‘the primacy of the law of contract in the protection afforded by the common law against unintended harm to economic interests where the particular harm consists of disappointed expectations under a contract.’10 The interaction between contract and tort and the status of vulnerability as one of
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